1636 Old Highway 18 · Dover, TN 37058

$75,000

1 bd · 1.0 ba · 672 sqft · Manufactured public records · 14 Days on market

Built 1991 1.26 ac lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Get away from it all in this private home out in the country, rental opportunity, or hunt/fish camp?? Handicap assessible single mobile home offers a front covered deck with handicap ramp on the front and back. Open living-kitchen-dining area with small bar, bathroom converted to handicap accessible with a step in shower, small room for office/storage/child's area, laundry area in the central hallway and one bedroom. Newer central heat and air. Private well. Power, Cable and Internet is provided by CEMC.

Key facts

• 1.26 acre lot
• Built 1991
• Listed 14 days

Property features AI

Finance

• Other: Living/building area reported as 627 square feet

Exterior

• Parking: No covered spaces reported; No designated parking total reported
• Utilities: Well water; Septic tank
• Home design: Residential mobile home; One level
• Construction: Aluminum siding; Metal roof; Existing (previously built)
• Exterior features: Lot about 1.26 acres

Interior

• Kitchen: Oven, Range, Microwave, Refrigerator; Kitchen roughly 12 x 10
• Bedrooms: 1 bedroom (main level) — approximately 10 x 9
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air
• Interior features: Oven, Range, Microwave, Refrigerator; Vinyl flooring; No basement; Central heating; Central air conditioning
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 67/100 on livability (#98 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Stewart County (rural): math 36% / reading 35% proficiency, ranked #30 of 139 in TN (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Stewart Elementary (math 47% / reading 42%, grade F, #164 of 952 statewide, top 19%, 432 students, 0% FRL); Stewart Co High School (math 2% / reading 32%, grade F, #215 of 332 statewide, top 67%, 627 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 124 active listings in the ZIP; 15 units permitted in Stewart County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Stewart County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.41%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.2%
• Equity multiple: 4.35×
• Total profit: $70,301
• Equity at exit: $67,566

10-year hold

• IRR: 38.3%
• Equity multiple: 9.76×
• Total profit: $183,915
• Equity at exit: $145,709

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 37058

• Home prices YoY: 9.3%
• Active inventory: 124
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $462

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $514	-5% $488	+0% $462	+5% $436	+10% $410
Rent	-10% $364	-5% $413	+0% $462	+5% $511	+10% $560
Rate	-1.0pp $500	-0.5pp $481	base $462	+0.5pp $443	+1.0pp $423

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-13
   status Pending
2. 2026-04-29
   listed $75,000 Active
3. 2023-02-22
   soldstatus $70,000
4. 2023-02-17
   soldstatus $70,000 Closed 510-char remark

   Show marketing remark (510 chars)

   Get away from it all in this private home out in the country, rental opportunity, or hunt/fish camp?? Handicap assessible single mobile home offers a front covered deck with handicap ramp on the front and back. Open living-kitchen-dining area with small bar, bathroom converted to handicap accessible with a step in shower, small room for office/storage/child's area, laundry area in the central hallway and one bedroom. Newer central heat and air. Private well. Power, Cable and Internet is provided by CEMC.

5. 2023-02-11
   status Pending 510-char remark

   Show marketing remark (510 chars)

   Get away from it all in this private home out in the country, rental opportunity, or hunt/fish camp?? Handicap assessible single mobile home offers a front covered deck with handicap ramp on the front and back. Open living-kitchen-dining area with small bar, bathroom converted to handicap accessible with a step in shower, small room for office/storage/child's area, laundry area in the central hallway and one bedroom. Newer central heat and air. Private well. Power, Cable and Internet is provided by CEMC.

6. 2023-01-02
   price $75,000 510-char remark

   Show marketing remark (510 chars)

   Get away from it all in this private home out in the country, rental opportunity, or hunt/fish camp?? Handicap assessible single mobile home offers a front covered deck with handicap ramp on the front and back. Open living-kitchen-dining area with small bar, bathroom converted to handicap accessible with a step in shower, small room for office/storage/child's area, laundry area in the central hallway and one bedroom. Newer central heat and air. Private well. Power, Cable and Internet is provided by CEMC.

7. 2022-10-13
   listed $80,000 Active 510-char remark

   Show marketing remark (510 chars)

   Get away from it all in this private home out in the country, rental opportunity, or hunt/fish camp?? Handicap assessible single mobile home offers a front covered deck with handicap ramp on the front and back. Open living-kitchen-dining area with small bar, bathroom converted to handicap accessible with a step in shower, small room for office/storage/child's area, laundry area in the central hallway and one bedroom. Newer central heat and air. Private well. Power, Cable and Internet is provided by CEMC.

8. 2020-12-18
   soldstatus $30,000 701-char remark

   Show marketing remark (701 chars)

   Looking to downsize, or rental opportunity, or hunt/fish camp?? This is it. .. neat, clean handicap assessible , single mobile home offers a front covered deck with handicap ramp on the front and back. Open living-kitchen-dining area with small snack bar, bathroom converted to handicap accessible with a step in shower, small room for office/storage/child's area, laundry area in the central hallway and one bedroom. You find newly painted interior, Brand new vinyl flooring throughout, Central air/heatpump-1 year age, new refrigerator in kitchen and more. Storage building. Nice 1.26 acre lot with area for an addition or large garage/shop. No restrictions, no zoning, just peaceful country living!

9. 2020-12-18
   soldstatus $30,000 Closed

   Show marketing remark (701 chars)

   Looking to downsize, or rental opportunity, or hunt/fish camp?? This is it. .. neat, clean handicap assessible , single mobile home offers a front covered deck with handicap ramp on the front and back. Open living-kitchen-dining area with small snack bar, bathroom converted to handicap accessible with a step in shower, small room for office/storage/child's area, laundry area in the central hallway and one bedroom. You find newly painted interior, Brand new vinyl flooring throughout, Central air/heatpump-1 year age, new refrigerator in kitchen and more. Storage building. Nice 1.26 acre lot with area for an addition or large garage/shop. No restrictions, no zoning, just peaceful country living!

10. 2020-12-16
    status Pending
11. 2020-12-03
    historical Active Under Contract
12. 2020-11-13
    listed $33,500 701-char remark

    Show marketing remark (701 chars)

    Looking to downsize, or rental opportunity, or hunt/fish camp?? This is it. .. neat, clean handicap assessible , single mobile home offers a front covered deck with handicap ramp on the front and back. Open living-kitchen-dining area with small snack bar, bathroom converted to handicap accessible with a step in shower, small room for office/storage/child's area, laundry area in the central hallway and one bedroom. You find newly painted interior, Brand new vinyl flooring throughout, Central air/heatpump-1 year age, new refrigerator in kitchen and more. Storage building. Nice 1.26 acre lot with area for an addition or large garage/shop. No restrictions, no zoning, just peaceful country living!

13. 2020-11-13
    listed $33,500 Active

    Show marketing remark (701 chars)

    Looking to downsize, or rental opportunity, or hunt/fish camp?? This is it. .. neat, clean handicap assessible , single mobile home offers a front covered deck with handicap ramp on the front and back. Open living-kitchen-dining area with small snack bar, bathroom converted to handicap accessible with a step in shower, small room for office/storage/child's area, laundry area in the central hallway and one bedroom. You find newly painted interior, Brand new vinyl flooring throughout, Central air/heatpump-1 year age, new refrigerator in kitchen and more. Storage building. Nice 1.26 acre lot with area for an addition or large garage/shop. No restrictions, no zoning, just peaceful country living!

14. 1998-07-10
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,893
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,182
• Taxable income: $4,627
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $4,435/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Stewart County
• NCES district ID: 4703960
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,035
• Composite: 29.92/100
• National rank: #6383
• State rank: #30 of 139 in TN

Livability — Dover

• Score: 67/100
• State rank: #98
• US rank: #10364

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,369

Population outlook (Stewart County) Hauer SSP2

• Today (2025): 13,019 people
• By 2030: 12,780 · -1.8%
• By 2040: 12,152 · -6.7%
• By 2050: 11,484 · -11.8%
• By 2075: 10,249 · -21.3%
• By 2100: 9,338 · -28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 7% Serbian 4% Slovak 3%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Korean 1% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Stewart

• 2024 margin: Solid R (+63.9) · D 17.5% · R 81.4% · Other 1.1%
• 2008→2024 swing: -55.1pp toward R · 2008: -8.8pp · 2024: -63.9pp
• All cycles: 2024: R+63.9 2020: R+59.0 2016: R+50.0 2012: R+17.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.47%
• Current HPI: 286.5122
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+400.0% since first listed

14 events — show timeline

• 2026-05-13 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-29 Listed $75,000 REALTRACS as Distributed by MLS Grid
• 2023-02-22 Sold (Public Records) $70,000 Public Records
• 2023-02-17 Sold (MLS) $70,000 REALTRACS as Distributed by MLS Grid
• 2023-02-11 Pending — REALTRACS as Distributed by MLS Grid
• 2023-01-02 Price Changed $75,000 REALTRACS as Distributed by MLS Grid
• 2022-10-13 Listed $80,000 REALTRACS as Distributed by MLS Grid
• 2020-12-18 Sold (MLS) $30,000 REALTRACS as Distributed by MLS Grid
• 2020-12-18 Sold (MLS) $30,000 TVAR
• 2020-12-16 Pending — REALTRACS as Distributed by MLS Grid
• 2020-12-03 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-11-13 Listed $33,500 TVAR
• 2020-11-13 Listed $33,500 REALTRACS as Distributed by MLS Grid
• 1998-07-10 Sold (Public Records) $15,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $149 · +0.0% YoY. Source: county tax records.